Model valuation£417,0008 Busby Close
Local market context
2 East Drive, Watford, WD25 0AH
4 sales on record
Estimated value
£471,000
- Since the 2005 sale (£210,000)+124%
- Against WD25 0AH's recent median (£443,000)+6%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
E
Score 46
Council tax
Band D
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£471,000
- Against its 2005 sale (£210,000)+124%
- Against WD25 0AH's recent median (£443,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 East Drive is modelled from its 79 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 0AH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
79 m² from the EPC lodged in May 2014
Sales of this home
4 sales recorded, the latest in 2005
Recent sales in WD25 0AH
5 sales, median £443,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
2 East Drive has more than doubled in price since the earliest registered sale in 1997.
Sales timeline
29 September 2005Most recent
£210,000
+6.6%over 2 years1 May 2003
£197,000
+51.5%over 2 years26 January 2001
£130,000
+31.4%over 3 years29 October 1997
£98,950
Median price across the last 5 sales in WD25 0AH: £443,000 (2026–2021).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 2 East Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 East Drive is a three-bedroom semi-detached house in Watford (WD25 0AH). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (May 2014) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump. The latest certificate is from May 2014, so improvements made since then won't be reflected.
It hasn't traded since September 2005, a hold of 21 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. Across 1997–2005, sale prices on this property compounded at 10% per year. Today's modelled estimate of £471,000 sits 124.3% above the 2005 sale of £210,000. It lags the bulk of the postcode on energy efficiency (less efficient than 87% of similar EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenFront and rear
- DrivewayYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 2 East Drive
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 May 2024
Current Certificate
May 2014EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 May 2024
Planning history
Applications and permits filed against 2 East Drive, Watford, WD25 0AH, sourced from the PlanIt planning register.
2 East Drive has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other East Drive homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 2 East Drive runs comfortably ahead of the street norm.
Price per m²
£2,658
Street avg £4,530
Floor Area
79 m²
Street avg 79 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
5.4 t/year
Street avg 3.5 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Watford district page.
Crime
214/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Library — bus stop.
Closest school
0.4 km
Cherry Tree Primary School. 29 schools nearby.
Nearest schools
- Cherry Tree Primary SchoolPrimary424m
- Parkgate Infants' and Nursery SchoolPrimary694m
- Kingsway Junior SchoolPrimary826m
- The Grove AcademyPrimary871m
Nearest stops
- LibraryBus stop373m
- Cow LaneBus stop457m
- Holland GardensBus stop465m
- Sainsbury'sBus stop541m
Most reported crime locally
- Violence & Sexual Offences1,012 reports36%
- Anti-social Behaviour559 reports20%
- Other Theft357 reports13%
- Vehicle Crime216 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around WD25 0AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
43.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£479k
1 Derwent Close
WD25 0NQ
3 bed1 bath
£512k
1 Austin Villas, Woodside Road
WD25 0GD
3 bed2 bath
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1 All Saints Crescent
WD25 0LU
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£479k
1 Aspen Park Drive
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2 bed2 bath
£504k
1 Avon Close
WD25 0DN
2 bed1 bath
£898k
1 Coopers Mews
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£429k
1 Cedar Wood Drive
WD25 0RR
2 bed
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 East Drive is modelled from its 79 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in WD25 0AH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 4 sales are recorded for 2 East Drive. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 East Drive was lodged in May 2014 at band E and expired in May 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 East Drive. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 13 months, which places each incident at an approximate point. The 29 schools and 30 stops listed are measured in a straight line from WD25 0AH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 East Drive is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 East Drive, Watford, WD25 0AH. Each answer is also embedded as structured data for search engines.
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- Every home in WD25 0AHSold prices, values and energy ratings for the postcode
- WD 25 property marketPrices, postcodes, schools and transport across the district
- 2 East Drive, Watford valuationHow the estimate is built and what moves it
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